3050 Presidential Way #206 · West Palm Beach, FL 33401

$179,900

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 202 Days on market

Built 1975 $737/mo HOA · 22% of rent

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bed 2 bath condo w/beautiful green view. Balcony off living room. Sepaarate eat-in kitchen. Open living/dining room. Two full baths. Separate closet w/full size washer & dryer. Lots of storage. Pretty community pool. Lots of parking, not assigned. Elevator building. Maintenance staff. Association requires min of 20% down and no rentals permitted in first year of ownership. Close to new Palm Beach Outlet Mall now being built.

Key facts

• Gated community
• Parking spaces
• Elevators

Tags

• GATED COMMUNITY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ELEVATORS
• PARKING SPACES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA with pool; HOA fee approximately $737.68 per month; HOA covers insurance, grounds maintenance, security, and common areas

Exterior

• Security: Gated community with guard; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; Resale unit; Faces east; 5-story building
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 507 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,331/mo this rent would consume 59% of the median local household income ($68k/yr) (locally 2953% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $115k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.85% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.28×
• Total profit: $14,211
• Equity at exit: $26,824

10-year hold

• IRR: 18.9%
• Equity multiple: 2.82×
• Total profit: $91,851
• Equity at exit: $15,554

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33401

• Rents YoY: 5.2%
• Active inventory: 507
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,331 high
• Mortgage (P&I): −$943
• Tax from tax record: −$319 /mo · $3,833/yr
• Insurance: −$75
• HOA: −$737
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $556

Break-even live

Break-even rent $2,626

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $658	-5% $607	+0% $556	+5% $506	+10% $455
Rent	-10% $293	-5% $425	+0% $556	+5% $688	+10% $820
Rate	-1.0pp $647	-0.5pp $602	base $556	+0.5pp $510	+1.0pp $462

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.36mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.37mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	9d	1	0.45mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	0.45mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.66mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.78mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.07mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	1.09mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.15mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	1.17mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	1.45mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	23d	1	1.49mi

HOA detail condo

• Monthly dues: $737 · $8,844/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 202 DOM
2. 2026-06-18
   days on market $179,900 Active 199 DOM
3. 2026-06-17
   days on market $179,900 Active 198 DOM
4. 2026-06-16
   days on market $179,900 Active 197 DOM
5. 2026-06-15
   days on market $179,900 Active 196 DOM
6. 2026-06-13
   days on market $179,900 Active 194 DOM
7. 2026-06-09
   days on market $179,900 Active 190 DOM
8. 2026-06-07
   days on market $179,900 Active 188 DOM
9. 2026-06-04
   days on market $179,900 Active 185 DOM
10. 2026-06-03
    days on market $179,900 Active 184 DOM
11. 2026-06-01
    days on market $179,900 Active 182 DOM
12. 2026-05-31
    days on market $179,900 Active 181 DOM
13. 2026-05-09
    price $179,900
14. 2026-04-08
    price $187,500
15. 2025-12-09
    price $195,000
16. 2025-12-01
    listed $295,000 Active
17. 2018-06-14
    historical
18. 2018-03-01
    listed $134,900 Active
19. 2013-06-22
    soldstatus $65,000
20. 2013-06-10
    soldstatus $65,000 Sold 443-char remark

    Show marketing remark (443 chars)

    Spacious 2 bed 2 bath condo w/beautiful green view. Balcony off living room. Sepaarate eat-in kitchen. Open living/dining room. Two full baths. Separate closet w/full size washer & dryer. Lots of storage. Pretty community pool. Lots of parking, not assigned. Elevator building. Maintenance staff. Association requires min of 20% down and no rentals permitted in first year of ownership. Close to new Palm Beach Outlet Mall now being built.

21. 2013-04-17
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Spacious 2 bed 2 bath condo w/beautiful green view. Balcony off living room. Sepaarate eat-in kitchen. Open living/dining room. Two full baths. Separate closet w/full size washer & dryer. Lots of storage. Pretty community pool. Lots of parking, not assigned. Elevator building. Maintenance staff. Association requires min of 20% down and no rentals permitted in first year of ownership. Close to new Palm Beach Outlet Mall now being built.

22. 2013-03-27
    listed Contingent 443-char remark

    Show marketing remark (443 chars)

    Spacious 2 bed 2 bath condo w/beautiful green view. Balcony off living room. Sepaarate eat-in kitchen. Open living/dining room. Two full baths. Separate closet w/full size washer & dryer. Lots of storage. Pretty community pool. Lots of parking, not assigned. Elevator building. Maintenance staff. Association requires min of 20% down and no rentals permitted in first year of ownership. Close to new Palm Beach Outlet Mall now being built.

23. 1986-09-01
    soldstatus $57,000
24. 1986-07-01
    soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,833 · $319/mo
• Projected year-2 tax: $3,833 · $319/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,969
• − Mortgage interest: −$10,077
• − Property taxes: −$3,833
• − Insurance: −$900
• − Repairs & maintenance: −$3,197
• − Management: −$3,197
• − HOA: −$8,844
• − Depreciation: −$5,233
• Taxable income: $4,686
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $5,553/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

Amenities A- Commute A+ Cost of living B- Crime F Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+227.1% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $179,900 Beaches MLS
• 2026-04-08 Price Changed $187,500 Beaches MLS
• 2025-12-09 Price Changed $195,000 Beaches MLS
• 2025-12-01 Listed $295,000 Beaches MLS
• 2018-06-14 Listing Removed — Beaches MLS
• 2018-03-01 Listed $134,900 Beaches MLS
• 2013-06-22 Sold (Public Records) $65,000 Public Records
• 2013-06-10 Sold (MLS) $65,000 Beaches MLS
• 2013-04-17 Pending — Beaches MLS
• 2013-03-27 Listed — Beaches MLS
• 1986-09-01 Sold (Public Records) $57,000 Public Records
• 1986-07-01 Sold (Public Records) $55,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,833 · -4.9% YoY. Source: county tax records.